CapitaLand Receives Eligibility to List the First Pure-play China Retail REIT, CapitaRetail China Trust ( CRCT ), in Singapore

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1 News Release 23 October 2006 For Immediate Release CapitaLand Receives Eligibility to List the First Pure-play China Retail REIT, CapitaRetail China Trust ( CRCT ), in Singapore Singapore, 23 October CapitaLand Limited ( CapitaLand ) announced today that it has set up a private trust, CapitaRetail China Trust ( CRCT ), and received from Singapore Exchange Securities Trading Limited ( SGX-ST ) a conditional eligibility to list CRCT on the Main Board of SGX- ST 1. The setting up of CRCT, which will be the first pure-play China retail Real Estate Investment Trust ( REIT ) in Singapore, when listed, has been established with the objective of investing on a longterm basis in a diversified portfolio of retail malls in the People s Republic of China 2. CRCT s initial portfolio comprises seven retail malls which are strategically located in five cities across China. The portfolio is valued at approximately S$690.0 million and has a total gross rentable area of approximately 413,000 square metres. The seven assets are Wangjing Mall, Jiulong Mall and Anzhen Mall in Beijing, Qibao Mall in Shanghai, Zhengzhou Mall in Zhengzhou, Jinyu Mall in Huhehaote and Xinwu Mall in Wuhu. In addition, CRCT has been given the right of first refusal over acquisition of properties in two CapitaLand-sponsored private retail property funds, namely, CapitaRetail China Development Fund (the Development Fund ) and CapitaRetail China Incubator Fund (the Incubator Fund ), and also properties under CapitaLand Retail Limited, the retail property arm and wholly-owned subsidiary of CapitaLand. CRCT is managed by CapitaRetail China Trust Management Limited, an indirect wholly-owned subsidiary of CapitaLand. 1 The eligibility to list is not an indication of the merits of the Offering or CRCT. The listing is conditional upon the completion of the proposed public offering of units in CRCT 2 This shall, in addition to China, include Hong Kong Special Administrative Region and Macau Special Administrative Region 1

2 Upon receiving the relevant regulatory clearances and approvals, CRCT Units of up to 46.7% that are held by CapitaLand will be offered to institutional and other investors in Singapore and overseas, and to the general public in Singapore. The remaining units will be held by strategic investors, namely CapitaLand, through its indirect wholly-owned subsidiary Retail Crown Pte. Ltd., CapitaMall Trust ( CMT ), Stichting Pensioenfonds voor de Gezondheid, Geestelijke en Maatschappelijke Belangen ( PGGM, a pension fund in Netherlands) and The Great Eastern Life Assurance Company Limited ( Great Eastern ). PGGM and Great Eastern are also strategic investors in the Development Fund and Incubator Fund. Their role as strategic investors has been extended to CRCT as some of the assets within CRCT s initial portfolio were originally earmarked for the Development Fund and Incubator Fund. CMT, an associate of CapitaLand, has subscribed for 20.0% of the units in CRCT. This will give CMT the opportunity to diversify its investments into the China market with the additional benefit of increasing its liquidity since CMT will be associated with investing in a listed vehicle. Together, CapitaLand, through Retail Crown Pte. Ltd., and CMT will hold an effective 26.3% interest in CRCT. Mr Liew Mun Leong, President and CEO of CapitaLand, said The establishment of CapitaRetail China Trust marks a significant milestone for the CapitaLand Group as it is a pivotal piece that completes our integrated China retail mall strategy for China. This is one of two Singapore REITs sponsored by CapitaLand which provide principal exposure to overseas assets. The other being the Ascott Residence Trust. Both these REITs demonstrate CapitaLand's success in deploying its integrated real estate value chain in multiple geographies, from making acquisitions, to developing, operating, managing and scaling up the business, and eventually floating these assets in a REIT market ready for such a product. We believe that CapitaLand has, in the process, continued to contribute to the development of the capital and real estate market. Mr Liew, added, For CapitaRetail China Trust, it is underpinned by our strong understanding of the China. retail market, reinforces our multi-sectorial approach in China and is in line with the Group's asset productivity strategy. It also underscores not only our confidence in the fundamentals of the retail real estate but also our commitment as a long term real estate player in China. Given the quality assets in the initial listing portfolio, and the strong proprietary acquisition pipeline, CapitaRetail China Trust is expected to significantly grow its asset size in the years ahead.. We are also confident that CapitaRetail China Trust will provide Unitholders with stable distributions and strong growth potential. 2

3 Said Mr Pua Seck Guan, CEO of CapitaLand Retail Limited, said, The initial quality portfolio of CapitaRetail China Trust is a strong testament to our ability to own and manage a wide spectrum of retail assets with different formats and positioning, in various tiered cities and comprising a myriad of local and international brand names and retailers in China. Other than leveraging on CapitaLand s unique integrated retail and capital management platform, CapitaRetail China Trust is well-supported by a predominantly local management team of dedicated and experienced professionals in China. Given that CapitaRetail China Trust will be executed through a similar approach and discipline as CapitaMall Trust, it is well-positioned to seize the strong growth of China s retail market. 3

4 Annex Information Summary of Key Information of CRCT s Initial Portfolio Property CRCT s investment Gross Retail Area 1 (sq m) Value as determined by CB Richard Ellis (Pte Ltd) 2 (RMB 000) Value as determined by Knight Frank Petty Pte Ltd 2 (RMB 000) Wangjing Mall, 100.0% 67,500 1,102,000 1,175,000 Beijing ownership Jiulong Mall, 100.0% 49, , ,000 Beijing ownership Anzhen Mall, 100.0% 43, , ,000 Beijing ownership Qibao Mall, Master-lease 72, , ,000 Shanghai Zhengzhou Mall, 100.0% 92, , ,000 ownership Jinyu Mall, 100.0% 41, , ,000 Huhehaote ownership Xinwu Mall, Wuhu 51.0% ownership 45, , ,000 3 Total / Weighted Average 412,866 3,451,000 3,792,000 Note: 1) As at 31 Aug ) As at 30 Sep ) Assuming CRCT s ownership of 100.0% in Xinwu Mall. CapitaRetail China Development Fund CapitaRetail China Development Fund ( Development Fund ) is a private fund established by CapitaLand to invest primarily in greenfield retail mall developments in China. It has raised a committed capital of US$600.0 million and will grant a right of first refusal to CRCT over properties which it proposes to sell. Pursuant to its joint venture with Shenzhen International Trust & Investment Co., Ltd ( SZITIC ), CapitaLand has secured for investment by the Development Fund, a portfolio of 19 retail mall developments across China, comprising over 900,000 sq m of aggregate gross floor area and an aggregate value of approximately US$900.0 million with SZITIC and its subsidiaries and associates (the SZITIC Group ). 4

5 CapitaLand also has the right to invest in an additional 14 retail mall developments in China (to be anchored by Wal-Mart hypermarket) and covering approximately 600,000 sq m of gross floor area, and up to 70.0% of future Wal-Mart projects located in China to be developed by the SZITIC Group by the end of The Development Fund may also invest in a potential pipeline of retail mall developments pursuant to CapitaLand s strategic alliance with Beijing Hualian Group Investment Holding Co., Ltd and its subsidiaries and associates (the Beijing Hualian Group ). The Development Fund may also invest in properties with or from sources other than the SZITIC Group and the Beijing Hualian Group. CapitaRetail China Incubator Fund CapitaRetail China Incubator Fund ( Incubator Fund ), another private fund established by CapitaLand to warehouse completed retail malls in the PRC for repositioning, asset enhancement or leasing to increase occupancy rates and which has raised committed capital of US$425.0 million, will grant a right of first refusal to CRCT over properties which it proposes to sell. The Incubator Fund may invest in a potential pipeline of retail malls to be anchored by the Beijing Hualian Group, including the prime Xihuan Plaza Retail Mall in Xizhimen, Beijing, which was acquired by CapitaLand at approximately US$164.0 million. The Incubator Fund may also invest in properties with or from sources other than the Beijing Hualian Group. CapitaLand Retail Limited CapitaLand, through its retail property arm and wholly-owned subsidiary, CapitaLand Retail Limited (CRTL), will grant first to CRCT, and then to the Incubator Fund, a right of first refusal over future completed retail properties located in China which are identified and targeted for acquisition by CRTL or its subsidiaries. 5

6 About CapitaLand Limited ( CapitaLand is one of the largest listed real estate companies in Asia. Headquartered in Singapore, the multinational company's core businesses in property, hospitality and real estate financial services are focused in gateway cities in Asia Pacific, Europe and the Middle East. The company's property and hospitality portfolio spans 80 cities in nearly 20 countries. CapitaLand also leverages on its significant real estate asset base and market knowledge to develop real estate financial products and services in Singapore and the region. The listed subsidiaries and associates of CapitaLand include The Ascott Group, Raffles Holdings, CapitaMall Trust, CapitaCommercial Trust, Ascott Residence Trust and Australand, which is listed both in Singapore and Australia. IMPORTANT NOTICE This News Release is made in reliance on Section 300(4)(a) of the Securities and Futures Act, Chapter 289 of Singapore and does not constitute, an offer, invitation or solicitation of securities in Singapore or any other jurisdiction nor should it or any part of it form the basis of, or be relied upon in any connection with, any contract or commitment whatsoever. The information in this News release is qualified in its entirety by, and is subject to, the more detailed information to be set out in the final prospectus (the Prospectus ) to be registered by the Monetary Authority of Singapore (the MAS ). The information presented in this News release is subject to change. After registration of the Prospectus by the MAS, copies of the Prospectus relating to the proposed Offering may be obtained, subject to availability, from the Singapore underwriters appointed in connection with the Offering and, where applicable, from members of the Association of Banks in Singapore, members of the SGX-ST and merchant banks in Singapore. Anyone wishing to purchase the CRCT units should read the Prospectus before deciding whether to purchase the CRCT units and will need to make an application in the manner set out in the Prospectus. Any decision to purchase the CRCT units should be made solely on the basis of information contained in the Prospectus and no reliance should be placed on any information other than that contained in the Prospectus. The value of the CRCT Units and the income derived from them may fall as well as rise. The CRCT units are not obligations or, deposits in, or guaranteed by, CapitaLand, CRCTML, the trustee of CRCT (the Trustee ), the underwriters appointed in connection with the Offering (the Underwriters ) 6

7 or any of their respective affiliates. An investment in the CRCT units will be subject to investment risks, including without limitation, risks relating to the Properties, risks relating to CRCT's operations and risks relating to investing in real estate and including the possible loss of the principal amount invested. Investors will have no right to request that CRCTML redeem or purchase the CRCT units while the CRCT units are listed. It is intended that holders of units in CRCT may only deal in their CRCT units through trading on the SGX-ST. Listing of the CRCT units on the SGX-ST does not guarantee a liquid market for the CRCT units. This News release should not be distributed to persons with addresses in the United States of America or in any other country where such distribution may lead to a breach of any applicable law and/or regulation. The CRCT units will not be registered under the U.S. Securities Act of 1933, as amended (the "Securities Act") or under the relevant securities laws of any state or other jurisdiction of the United States. Accordingly, the CRCT units may not (unless an exemption under the Securities Act or other relevant securities laws is available) be offered, sold, taken up, or delivered, directly or indirectly, in, into or from the United States or any other jurisdiction where this would constitute a violation of the relevant laws of, or require registration thereof in, such a jurisdiction or to, or for the account or benefit of, any U.S. persons (as defined in Regulation S under the Securities Act). This News release may contain forward-looking statements that involve risks and uncertainties. Any actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements as a result of a number of risks, uncertainties and assumptions. Under no circumstances should the inclusion of such information herein be regarded as a representation, warranty or prediction with respect to the accuracy of the underlying assumptions by CRCTML, the Trustee, CapitaLand, the Underwriters or any of their respective affiliates or any other person or that these results will be achieved or are likely to be achieved. Potential investors are cautioned not to place undue reliance on these forward-looking statements, which are based on CapitaLand s current view of future events. Neither this news release, nor any copy or portion of it, may be sent, taken, transmitted or distributed, directly or indirectly, in or into the United States, Japan or Cnanda or to any U.S. person (as such term is defined in Regulation S). It is not an offer of securities for sale into the United States. The Units may not be offered or sold in the United States or to, or for the account or benefit of, U.S. persons unless they are registered or exempt from registration. The Units will not be registered under the Securities Act or the securities laws of any state of the United States. There will be no public offer of securities in the United States. 7

8 This news release, and any part of it, is not to be distributed, circulated or publised outside of Singapore and in particular, but without limitation, must not be published in any United States edition of any publication. Issued by CapitaLand Limited (Company Registration No N) Media Contact Analyst Contact Basskaran Nair Harold Woo Communications Investor Relations DID : (65) DID : (65) basskaran.nair@capitaland.com.sg harold.woo@capitaland.com.sg 8